Planning Commission

CITY OF MURFREESBORO PLANNING COMMISSION AGENDA City Hall, 111 W. Vine Street, Council Chambers February 5, 2014 Bob Lamb 7:00 PM Chairman 1. Call to order. 2. Determination of a quorum. 3. Public Hearings: a. Zoning application [2014-401] for approximately 35.36 acres to be rezoned from RS-15 to CH and approximately 60.04 acres from RS-15 to RM-16 along Salem Highway, Ms. Cherie Akers on behalf of the Ms. Myrtle Bell and the Bell Real Estate Partnership, LP applicant. 4. New Business: 5. Staff Reports and Other Business: 6. Adjourn. MURFREESBORO PLANNING COMMISSION STAFF COMMENTS February 5, 2014 3.a. Zoning application [2014-401] for approx. 35.36 acres to be rezoned from RS- 15 to CH and approx. 60.04 acres from RS-15 to RM-16 along Salem Hwy., Ms. Cherie Akers on behalf of the Ms. Myrtle Bell and the Bell Real Estate Partnership, LP applicant. The subject property is located along the north side of Salem Highway between Cason Lane and Saint Andrews Parkway. The property was annexed effective in early 2005 along with a larger area that had become completely surrounded by the City limits and was zoned to RS-15 as an interim classification in accordance with the automatic provisions of Section 17 of the zoning ordinance. No application for zoning has been considered by the City since that time. The owners have now made application for rezoning the property to CH and RM-16 in anticipation of marketing and development of the property. The property to the immediate west is zoned RM-16 and RZ and is developed with a multiple family complex and a zero lot line subdivision. The property to the north is approved for zoning as PRD for the development of a single family residential subdivision similar to other subdivisions further to the north and west. This area was formerly a portion of this same land tract but was sold separately. The property to the east is zoned CF, OG, and RM-16 which portion is developed with a multiple family complex. The property directly across the Salem Highway is zoned RS-15. A portion of this area was previously zoned as PUD as part of the Boxwood Planned Development and the remainder is developed with a church. The application area includes two land tracts. The smaller that fronts along Salem Hwy. is a parcel of approx. 3.8 acres that is improved with a single family residence and some agricultural structures. The other tract includes approx. 91 acres of undeveloped land that is currently being used for agricultural purposes. The RM-16 zoning classification allows a variety of residential and institutional land uses either by right or by special use permit upon approval by the Board of Zoning Appeals. Included with the agenda materials is an excerpt from Chart 1. USES PERMITTED of the zoning ordinance that identifies the uses that are permitted in the RM-16 zoning district as well as the RS-15, RS-12, RS-10, RS-8, RS-4, RD, and RM-12 districts. On this chart an X indicates it is a use permitted by right subject to site plan approval and issuance of necessary permits, an S indicates it requires approval of the Board of Zoning Appeals for issuance of a special use permit, and a blank indicates it is not a use that is permitted. The RM-16 district allows multiple family developments with a maximum density of 16 dwelling units per acre. It also allows single and two family dwellings on minimum lots of 6,000 square feet. Included with the agenda materials is an excerpt from Chart 2. MINIMUM LOT REQUIREMENTS, MINIMUM YARD REQUIREMENTS AND LAND USE INTENSITY RATIOS. Were the entire 60.04 acres proposed to be zoned RM-16 to be developed at the maximum density allowed it would allow 960 dwelling units to be developed. However, this number is not practical because the acreage for necessary rights of ways would decrease the number of acres as would practical limitations for design. Included with the agenda materials is a concept plan for development of the area proposed to be zoned CH. The Planning Commission will need to conduct a public hearing on this matter and then formulate a recommendation for the City Council.  PRD MAYL MAPLE DR ON SIDE LN DR RS-12 OAKSIDE CT JO SAWMIL BE L ST RS-10 N BURNSIDE DR DEERVIEW DR RZ WESTHAV EN DR PRD RT SI RS-15 to PO RS-12 FOXSIDE LN DE CT RM-16 Scales Elementary RD School RM-16 SPLIT RAIL PADDOCK WILL DREW DR DR RZ SALEM COVE LN MERSHON DR OG SADDLEWOOD CT WS DR OVAL HESSON LN CASON LN ANDRE D OFT R RZ OG SAI NT OG FOXC R RS-15 RM-16 OG 750' Y CF M HW SALE NEW RS-15 CH GLENSIDE CT £ ¤99 CF to CH DR PCD SALEM CREE OG OG K RS-12 PUD SALEM CREEK CT RS-15 PRD RM-16 OG Ê Path: G:\planning\rezon\NewSalemRS15toCH_RM16.mxd Rezoning Request Along New Salem Highway: GIS Department City Of Murfreesboro 111 West Vine Street RS-15 to CH and RM-16 0 300 600 1,200 1,800 Murfreesboro, Tennessee 37130 www.murfreesborotn.gov Feet  Last Updated: 10/14/10 USES PERMITTED3 ZONING DISTRICTS RS 15 RS 12 RS 10 RS 8 RS 4 RD RM 12 RM 16 DWELLINGS Single-Family detached X X X X X X X X Single-Family attached X X X Two-Family X X X Three-Family X X Four-Family X X Multiple-Family X X OTHER HOUSING Accessory Apartment S 8 S8 S8 S8 S8 Accessory Dwelling Unit Assisted-Care Living Facility15 S X X Bed-and-Breakfast Homestay S S S S S S X Bed-and-Breakfast Inn S S S S S S S 15 Boarding House S S X Emergency Shelter X X X X X X X X Family Crisis Shelter Family Violence Shelter S S Fraternity/Sorority Group Shelter S S 15 Class I Home for the Aged S S S S S S X X Class II Home for the Aged 15 S S S S S S S Class III Home for the Aged 15 S S Hotel Mission10 Mobile Homes Motel Rooming House S S S Student Dormitory S Transitional Home S S S INSTITUTIONS Adult Day Care Center S S S S S S S S Adult Day Care Home S S S S S S S S Airport, Heliport S S S S S S S X = Use permitted by right. S = Use requiring site plan review and approval subject to the issuance of a special use permit in accordance with the provisions of Sections 8 and 9 of this article.  Last Updated: 10/14/10 USES PERMITTED3 ZONING DISTRICTS RS 15 RS 12 RS 10 RS 8 RS 4 RD RM 12 RM 16 Cemetery, Mausoleum S S S S S S S S Church13 S S S S S S X X College, University Day-Care Center S S S Family Day-Care Home S S S S S S S S Group Day-Care Home S S S S S S S S Hospital 13 Lodge, Club, Country Club S S S S S S S S Mental Health Facility Morgue Museum S S S Nursing Home Nursery School S S S Park X X X X X X X X Philanthropic Institution S S S Pet Cemetery S S S 13 Public Building S S S S S S S S Recreation Field13 S S S S S S S S Senior Citizens Center S S S S S S X X School, Public or Private, Grades K - 1213 S S S S S S S S Student Center S S AGRICULTURAL USES Customary General Farming X6 X6 X6 X6 X6 X6 X6 X6 Crop, Soil Preparation Agricultural Services S S S S S S S S Farm Labor and Management Services Fish Hatcheries and Preserves Grain, Fruit, Field Crop and Vegetable Cultivation and Storage X X X X X X X X Hunting, Trapping, and Game Propogation Livestock, Horse, Dairy, Poultry, and Egg Products S S S S S S S S X = Use permitted by right. S = Use requiring site plan review and approval subject to the issuance of a special use permit in accordance with the provisions of Sections 8 and 9 of this article.  Last Updated: 10/14/10 USES PERMITTED3 ZONING DISTRICTS RS 15 RS 12 RS 10 RS 8 RS 4 RD RM 12 RM 16 Timber Tracts, Forest Nursery, Gathering of Forest Products S S S S S S S S COMMERCIAL Telephone or Telegraph Facility S S S S S S S S INDUSTRIAL Manufacture, Storage, Distribution of: X = Use permitted by right. S = Use requiring site plan review and approval subject to the issuance of a special use permit in accordance with the provisions of Sections 8 and 9 of this article.  Last Updated: 10/14/10 USES PERMITTED3 ZONING DISTRICTS RS 15 RS 12 RS 10 RS 8 RS 4 RD RM 12 RM 16 TRANSPORTATION AND PUBLIC UTILITIES Telephone Switching Center, Electric Transmission, Gas Piping, Water Pumping Station S S S S S S S S Taxicab Dispatch Station OTHER 11 Home Occupations S S11 S11 S11 S11 S11 S11 S11 X = Use permitted by right. S = Use requiring site plan review and approval subject to the issuance of a special use permit in accordance with the provisions of Sections 8 and 9 of this article.  Minimum Lot Minimum Yard Land Use 5, 17 Requirements Requirements Intensity Ratios Maximum Maximum Maximum Gross Lot Area Width Front Side Rear Height16 Density2 Maximum Minimum Minimum Coverage DISTRICT AND USE (Sq. Ft.) (Ft.) (Ft.) (Ft.) (Ft.) (Ft.) (D.U./Acre) F.A.R. L.S.R. O.S.R. (percent) RM-16 DISTRICT 1. Single-family detached dwellings and other uses permitted except 6,000 50[12] 30[1] 5[10] 25 35 7.3 none none none 35 2. Two-family dwellings 6,000 50[12] 30[1] 5[10] 25 35 14.5 none none none 35 3. Three-family dwellings 9,000 50[12] 30[1] 5[10] 25 35 14.5 none none none 30 4. Four-family dwellings 12,000 50[12] 30[1] 5[10] 25 35 14.5 none none none 30 5. Single-family with zero lot line7 3,000 18[12] 30[1] 10[7] 25 35 14.5 0.3 0.48 0.7 none 6. Multiple-family dwellings FN[9] 50[12] 30[1] FN[3] 25 45[11] FN[9] 0.35 0.45 0.65 none